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Hall County/Gainesville/30504

30504

ZIPSAFMR
Hall County, GA
Zillow

ZIP Investment Score

81Below average

095130300
BRFMR
Eff. Rent
0 BR$1,200$1,320
1 BR$1,430$1,320
2 BR$1,560$1,630
3 BR$1,880$1,940
4 BR$2,250$2,250
5 BR$2,588Not available
6 BR$2,976Not available
7 BR$3,422Not available
8 BR$3,935Not available

Purchase Price Calculator

Maximum purchase price
$180,301

Cost breakdown

+Likely effective rent$1,630
HUD FMR$1,560
Market rent$1,660
Est. payment standard (104%)Used$1,630
-Principal and interest-$912
Loan amount$144,241
Down payment$36,060
Rate6.50%
Term30 years
-Operating costs-$518
Property taxes-$180
Insurance-$175
Utilities$0
HOA$0
Management-$163
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$26,231(72.7% ROI)
Projected value
$194,164
Return breakdown
Property appreciation+$13,863
Loan principal paid down+$5,168
Rental cash flow+$7,200
5-year hold
+$44,909(124.5% ROI)
Projected value
$203,994
Return breakdown
Property appreciation+$23,693
Loan principal paid down+$9,216
Rental cash flow+$12,000
10-year hold
+$96,458(267.5% ROI)
Projected value
$230,800
Return breakdown
Property appreciation+$50,499
Loan principal paid down+$21,959
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.83
1 BR
1.08
2 BR
0.94
3 BR
0.95
4 BR
1.00
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 30504 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 30504 (Gainesville, GA) is $1,560 a month. That is up 1.3% from $1,540 in FY 2026. Gainesville is in the Gainesville, GA MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,543. Among 22 ZIP codes in Hall County, 30504 has the 6th-highest two-bedroom rent (county range $1,140–$2,140). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 30504 is 47% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 30504
BedroomsFY 2027Change90–110% range
Studio$1,2000.0%$1,080–$1,320
1BR$1,430+2.1%$1,287–$1,573
2BR$1,560+1.3%$1,404–$1,716
3BR$1,880+0.5%$1,692–$2,068
4BR$2,250+4.2%$2,025–$2,475

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 30504
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,200$1,430$1,560$1,880$2,250
FY 2026$1,200$1,400$1,540$1,870$2,160
FY 2025$1,180$1,390$1,540$1,860$2,090
FY 2024$1,110$1,270$1,430$1,770$1,990
FY 2023$990$1,090$1,230$1,560$1,770

Two-bedroom rent in nearby Hall County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 30504
30501$1,550−0.6%
30502$1,540−1.3%
30503$1,540−1.3%
30504Current$1,560—
30506$1,490−4.5%
30507$1,400−10.3%
30510$1,370−12.2%
30517$1,990+27.6%
30518$1,830+17.3%
30519$2,140+37.2%
30527$1,370−12.2%
30528$1,370−12.2%

Questions about ZIP 30504 rents

How much will Section 8 pay for a two-bedroom in ZIP 30504?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,543, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,389 to $1,697 a month; under the ZIP-level Small Area FMR of $1,560 it would be $1,404 to $1,716. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 30504 in?

ZIP 30504 is in the Gainesville, GA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,543.

How much did fair market rent change in ZIP 30504 for FY 2027?

The two-bedroom FMR rose 1.3%, from $1,540 in FY 2026 to $1,560 in FY 2027. Since FY 2023 it has risen 26.8%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentGainesville, GA fair market rentGA statewide rentsWhat is SAFMR?Data sources